Foundation Repair in Keller, TX for Cracked, Settling and Sinking Foundations
We repair foundations on Keller homes. In a place where the owner-occupied rate is 83.5% and the median home value is $594,300 (Census Bureau, 2020-2024), a floor that slopes or a crack that keeps growing is a problem worth settling early. Call Foundation Repair Keller TX at 123-456-7890 for a free estimate.
Foundation movement in North Texas follows the water in the soil. The Texas Section of the American Society of Civil Engineers puts it plainly in its repair guidelines: Texas has large areas of clay soil that shrinks and swells as its moisture changes, and that movement can damage a house. We measure the movement first, then repair the part of the foundation that is moving, and we fix the water problem that caused it.
Our Foundation Repair Services in Keller
Foundations fail in a few different ways, so we pick the repair by what is moving, how far, and what the house sits on.
We repair slab foundations in Keller
A slab foundation is concrete poured at ground level. When part of the slab settles, we lift it back toward level with piers set under the slab edge, then close the gaps and check the doors, floors and walls that moved. Slab foundation repair
We repair pier and beam foundations
Older homes with a crawl space rest on piers and beams. We shim or replace the piers that sank, reset the beams that dropped, and fix the drainage that let the soil move. Pier and beam foundation repair
We level and stabilize settling foundations
A foundation that has settled unevenly can be raised and held with piers, so doors close and floors stop sloping. We measure floor elevations before and after the lift so the result is on paper. Foundation leveling and settlement repair
We fix foundation cracks, leaks and drainage problems
Not every crack is structural, and not every wet slab is a foundation failure. We tell the two apart, repair the cracks that need it, and trace slab leaks and bad drainage to their source. Foundation crack repair and foundation leak repair
Work is performed by independent professionals. Every project starts with an inspection and a written price before any work begins.
Why Keller Foundations Move
Three things work together in Keller: the soil, the weather and the age of the houses.
The soil is a patchwork. The USDA soil survey for Tarrant County maps mostly fine sandy loams around Keller, such as Gasil, Crosstell and Rader, with clay and clay loam soils in patches. The clays matter. USDA describes the Sanger series as 40 to 60 percent clay with high shrink-swell, and says it opens cracks 1 to 3 inches wide when dry. It describes Crosstell, also mapped around Keller, as a fine sandy loam on top of a clay subsoil that cracks when dry and has high shrink-swell. Two houses on the same street can sit on different soil, which is why one moves and the neighbor does not.
The weather swings between wet and dry. The National Weather Service's Dallas/Fort Worth station records about 37 inches of precipitation a year, about 20 days a year at or above 100°F, and an average July high of 95.6°F. Soil dries and shrinks under a long hot spell and swells again when rain returns, and a foundation that sits on it moves with it.
Nine in ten Keller homes were built in 1980 or later. Census Bureau figures (American Community Survey, 2020-2024) show about 43% of occupied homes were built between 1980 and 1999, about 48% were built in 2000 or later, and only about 10% were built before 1980. About 89% are single-family detached houses. Homes built in the 1980s and 1990s have been through decades of wet-dry cycles, and a drainage problem that began years ago shows up as a crack or a sticking door today.
Signs You Need Foundation Repair
Foundation damage shows up in the house before it shows up outside. Look for:
- Cracks that run diagonally from the corners of doors and windows
- Doors and windows that stick or no longer latch
- Floors that slope, or gaps between the floor and the wall or baseboard
- Stair-step cracks in brick, or brick pulling away from the soffit
- Cracks in the slab, the garage floor or the driveway edge
- Gaps around windows and cracks in drywall that keep coming back after patching
The ASCE guidelines note that a floor slope over 1 percent, roughly 1 inch across 8 feet, is usually noticeable. One hairline crack is rarely urgent. Several signs together, or a crack that grows, mean the foundation is moving and an inspection is due.
Why Homeowners Choose Us
- Repairs sized to the movement. We repair what is moving and leave sound sections alone.
- We measure before and after. Floor elevations are taken before the repair and again after, so the result is a number, not a promise.
- The water problem gets fixed too. A repair that ignores drainage and leaking pipes can fail again, so we check both.
- A free, no-obligation estimate. Every job starts with an inspection and a written price.
- Prices set before work. The written price is the price, with nothing added after.
How We Work
First, we inspect the house inside and out and measure the floor, marking cracks, sticking doors and any sign of water. Second, we check the drainage and the plumbing, because a leaking drain line under a slab and a downspout that dumps at the wall both move soil. Third, we write up the repair and the price. Finally, our installers do the work, we measure the floor again and walk the finished repair with you. The ASCE guidelines are candid that a foundation rarely ends up perfectly level, so we tell you what the repair can and cannot do before it starts. Permit rules are set by the City of Keller, and Building Services at 817-743-4110 issues permits at Keller Town Hall, so we confirm what applies to your address before work starts.
Already Have a Quote?
If another company has given you a price, call 123-456-7890. We'll inspect the same house and put our plan in writing, so you can compare the two side by side and see whether the number of piers and the price fit the movement.
What a Good Foundation Repair Quote Includes
Two prices mean something only when they describe the same work, so compare quotes on these points:
- The measurements. It shows how far the foundation has moved and where.
- The scope. It states how many piers or how many feet of repair, and where they go.
- The cause. It says what is moving the foundation, such as drainage, a leak or tree roots, and what will be done about it.
- The after-repair check. It promises floor elevations taken after the repair.
- The warranty. It lists in writing what is covered, for how long and what voids it.
- The permit. It says who handles any permit the job needs.
Our written plan covers each of these before work begins.
What Foundation Repair Costs in Keller
Foundation repair spans a wide range because the work does. A 2026 HomeGuide national guide (published February 6, 2026) puts crack repair at $250 to $800 per crack, steel piers at $1,000 to $1,600 per pier, slab jacking at $4,500 to $9,000, and settling or sinking repair at $4,500 to $20,000. It lists a foundation inspection at $400 to $750 and a structural engineer's report at $500 to $3,000.
Those are national averages, not Keller quotes. The number of piers, the depth of the soil movement, access to the slab and whether a leak or drainage fix is part of the job all move the price. A real price for a specific house comes from an on-site inspection. What foundation repair costs and what changes the price
Areas We Serve Around Keller
We repair foundations in Keller and the nearby Tarrant County towns. See the full service area
Frequently Asked Questions
Is Keller soil expansive clay?
Partly. The USDA soil survey for Tarrant County maps mostly fine sandy loams around Keller, with clay and clay loam soils in patches. Some of those clays, such as the Sanger series, are 40 to 60 percent clay with high shrink-swell, and Crosstell has a clay subsoil under a sandy surface. Soil can change from one lot to the next, so a neighbor's experience does not tell you what your foundation sits on. Keller soil and your foundation
How much does foundation repair cost in Keller?
A 2026 national guide from HomeGuide puts crack repair at $250 to $800 per crack, steel piers at $1,000 to $1,600 each, and settling or sinking repair at $4,500 to $20,000. Those are national averages, not Keller quotes. The number of piers, the amount of movement and what is found under the slab set the price for a specific home, and an on-site inspection gives the real number.
Do I need an engineer's report before a foundation repair?
An engineer's report is the independent way to confirm how much a foundation has moved and what repair fits. The ASCE Texas Section guidelines describe how engineers evaluate foundations and ask for floor elevation surveys after repair. HomeGuide puts a structural engineer's report at $500 to $3,000 nationally. You can confirm an engineer's credentials with the Texas Board of Professional Engineers and Land Surveyors at (512) 440-7723. For a small repair, an inspection may be enough, and for a large or disputed one, a report is worth the cost. Foundation engineer's reports in Keller
Are cracks in my foundation serious?
Not always. Hairline cracks are common in concrete, and many do not mean the foundation is moving. A crack that is wide, growing, or paired with a sloping floor or sticking doors is a different case. We measure the crack and the floor and tell you which one you have. Foundation crack repair
Does fixing drainage help my foundation?
Yes, and it is often the first step. The ASCE guidelines recommend grading the ground to slope away from the foundation for the first 5 feet all around and extending downspouts well past the foundation edge. They also advise against connecting downspouts to perforated subsurface drain pipe. We check the grading, the gutters and the downspouts on every inspection. Drainage and your foundation
Does homeowners insurance cover foundation repair?
Coverage differs from policy to policy. Read your policy and ask your insurer whether foundation movement is covered and what your deductible is before you file. Keep dated photos and get a written repair estimate for the claim. We write up the movement and the repair scope so your insurer sees what the repair involves.
Get a Free Estimate in Keller
For foundation repair in Keller, call Foundation Repair Keller TX at 123-456-7890 for a free estimate. You can also reach us here.